Pre-App - Proposed Addition - 2006March 14, 2006
Mr. Abbas Haghshenas
127 E. Campbell Avenue
Campbell, CA 95008
Re: Preliminary Application Comments
File No: PRE2006-06
125 E. Campbell Avenue
Dear Mr. Haghshenas:
Thank you for your submittal of a preliminary application for the addition to an existing
commercial building located at 125 E. Campbell Avenue. The subject property is presently
zoned C-3 (Central Business District), is designated as Central Commercial on the City's
General Plan Land Use Map, and is located within the Redevelopment Project Area.
On November 25, 1997, the Planning Commission approved a Site and Architectural Review
Permit to allow the remodel of an existing commercial building (Building A) and construction of
a mixed-use project, consisting of two new buildings (Building B and C). On January 6, 1998,
the City Council approved a Parking Adjustment to allow reduced parking space requirements
for on-site parking spaces in conjunction with the remodel and new construction. Building A
was an existing 6,900 square foot two-story commercial building, previously occupied by Bank
of America. The two new buildings include Building B, a three-story building with a restaurant
on the ground floor and 20 apartments on the second and third floors and Building C, a two-story
office building, located on a separate parcel created under PM-98-08. A mixed-use parking
analysis was completed for the project that projected a maximum demand of 32 to 59 parking
spaces depending on the time of day. The entire mixed-use project was approved with a shared
parking arrangement with 53 total parking spaces on-site for a mixture of office, retail, and
residential uses.
A Landscape Maintenance Agreement was signed between you, the Owner, and the City of
Campbell on June 17, 1999 and recorded at the Santa Clara County Recorder's Office on June
23, 1999. The City vacated to you an adjacent parcel to the west, which was excess right-of--way
and landscaped and maintained by the City, referred to as the "Landscape Site". In exchange for
the City vacation the Landscaped Site, the Owner agrees to maintain the Landscaped Site. The
Agreement runs with the land and shall remain in effect in perpetuity and is binding upon
successors and assignees.
70 North First Street Campbell, California 9 5008-1 4 3 6 ~ 'ret_ 408.866.2140 Fnx 408.866.8381 T[w 408.866.2790
PRE2006-06 ~ 125 E. Camps Avenue Pale 2 of 2
On August 27, 2002, the Planning Commission approved a Conditional use Permit to allow the
establishment of a bank within 6,150 square feet of Building A. On September 17, 2002, the
City Council approved a Parking Adjustment to allow reduced parking space requirements for
on-site parking spaces in conjunction with the Conditional Use Permit.
Your application was reviewed based upon the development standards of the C-3 Zoning
District, the Campbell Downtown Development Plan, and the previous project approvals and
information listed above. The Planning Division completed the review of your pre-application
and has the following comments regarding your proposal:
1. Parkin The addition of 4,950 square feet to Building A would require an additional 11
parking spaces on-site. The submitted Site Plan does not identify the location of the required
spaces on-site and adequate area is not available to accommodate the required parking.
Additionally, the parking garage located across the street is at its full capacity and cannot
accommodate the required parking for the proposed project.
2. Landscapin and Trees: The submitted Site Plan identifies the location of the proposed
addition within the area defined in the Landscape Agreement as the "Landscape Site". You
are also proposing to remove two existing trees within the Landscape Site. The Agreement
specifically states that the Owner shall maintain the Landscape Site in accordance with the
Landscape Maintenance Specifications set forth. The Agreement is for the existing
Landscape and any new Landscape, as mutually agreed. Based upon this information, the
City is not supportive of the removal of the two existing trees to allow the addition.
Your application was distributed to the Public Works Department, Building Division, Planning
Division, and County Fire Department. In addition to the Planning Division's comments
contained in this letter, please find enclosed comments from the Building Division and County
Fire Department. Comments from the Public Works Department were not available at this time
and will be forwarded to you when completed. Please note that these comments are meant to be
preliminary only.
Thank you for your patience while I reviewed your plans. Please do not hesitate to contact me at
(408) 866-2142 or by email at melindad(a~cityofcampbell.com if you have any questions
regarding these comments or would like to schedule a meeting.
Sincerely,
~~~~~
Melinda M. Denis
Planner I
encl: Building Inspection Division Comments, 03/02/06
County Fire Department Comments, 02/16/06
cc: Jackie C. Young Lind, Senior Planner
Kirk Heinrichs, Redevelopment Manager